ALTA/NSPS Land Title Surveys

A survey with the designation of American Land Title Association / National Society of Professional Surveyors (ALTA/NSPS) is a boundary survey that has requirements above and beyond most states standards. Such a survey is generally referred to as an “ALTA Survey”. ALTA/NSPS has “Minimum Standard Detail Requirements” and “Optional Survey Responsibilities and Specifications” which can be found at www.acsm.net.

Bounday Surveys

The most common type of survey is a boundary survey. Boundary surveys are defined as surveys made to establish or to retrace a boundary line on the ground, or to obtain data for constructing a map or plat showing a boundary line. Some folks refer to boundary surveys as “Running the Lines” or “Marking the Corners”. It is not uncommon to hear “my line goes through the middle of my neighbor’s property” or “I don’t need a survey, I just need to know where my property corners are.” It is important to note that the term “survey” is commonly used to describe the map or plat of survey. The term “plat” generally refers to a recorded map or plat. NC rules require a Professional Land Surveyor to spend the necessary time and effort to make adequate investigation to determine if there are encroachments, gaps, lappages, or other irregularities along each line surveyed. With respect to investigation of property boundaries and recorded easements, the surveyor is required to examine the most recent deeds and recorded plats adjacent to the subject property as well as all deeds and plats recorded after the date of the deed or plat upon which the survey is being based. Typically, the time spent researching title records and preparing a map takes as much or more time than the time spent in the field collecting the data and restoring lost corners.

GPS/GNSS Surveys

The Global Positioning System (GPS) is a U.S. space-based radio-navigation system that provides reliable positioning, navigation, and timing services to users on a continuous worldwide basis. A Global Navigation Satellite System (GNSS) is made up of three parts: satellites orbiting the Earth; control and monitoring stations on Earth; and the GNSS receivers owned by users. GNSS satellites broadcast signals from space that are picked up and identified by GNSS receivers. Surveyors set up temporary observation stations, or control points, at a project site and collect data broadcast from satellites signals. After processing, this data enables the surveyor to determine highly accurate three-dimensional locations (latitude, longitude, and elevation) of the control points. All data collected at the site is rotated and translated to correspond with the GNSS position of the control points. This process is referred to as establishing “GPS Grid” control on a project. [Reference: US Government]

Topographical/Location Surveys

Topographic surveys are defined as surveys that have as their major purpose the determination of the configuration (relief) of the earth (ground) and the location of natural or artificial objects thereon.

Construction Staking

Before construction can begin the contractor needs to know where to begin. Surveyors “stake out” or “lay out” nearly every aspect on a typical construction project. Stakes and nails are set for building corners, manholes, curb, storm drainage, graded slopes, finished floor elevation (FFE), etc. A nail is usually driven in the ground and a wooden guard stake is driven behind the nail. The guard stake is marked to give information to the contractor. On most jobs, staking points are calculated using the CAD design file.

GIS Surveying and Mapping

Land Information System/Geographic Information System (LIS/GIS) surveys are defined as the measurement of existing surface and subsurface features for the purpose of determining their accurate geospatial location for inclusion in an LIS/GIS database. All LIS/GIS surveys in North Carolina as they relate to property lines, rights-of-way, easements, subdivisions of land, the position for any survey monument or reference point, the determination of the configuration or contour of the earth's surface or the position of fixed objects thereon, and geodetic surveying which includes surveying for determination of the size and shape of the earth both horizontally and vertically and the precise positioning of points on the earth utilizing angular and linear measurements through spatially oriented spherical geometry, shall be performed by a Licensed Land Surveyor. In North Carolina, Class A LIS/GIS surveys require a relative accuracy equal to or less than 0.5 meter; Class B LIS/GIS surveys require a relative accuracy equal to or less than 1.0 meter; Class C LIS/GIS surveys require a relative accuracy equal to or less than 2 meters; and Class D LIS/GIS surveys require a relative accuracy equal to or less than 5 meters.

Subdivision Platting

Before a lot can be sold it must be created. Lots are created by subdividing a tract of land into smaller tracts or lots. Most areas have specific ordinances which regulate subdivision of land. Typically a sketch plan is prepared, then a preliminary plat is prepared and submitted to a local planning department for review to confirm conformance with established ordinances. Once a final plat is approved it may be recorded by the land owner. After recording, individual lots may be sold.

Rights-of-Way and Easements

These terms are generally used interchangeably. Easements can be created for access, utilities, or otherwise. Negative easements can be created as land use restrictions. A common term used is "land locked" which refers to a tract of land that has no clear right-of-way or access easement. It is important to understand each and every easement which affects a particular piece of property.

Foundation and Loan Surveys

Prior to funding a construction project, most lending institutions require a "foundation survey" to verify the foundation of a building has been properly located on the property. Prior to funding a property acquisition, most lending institutions require a "loan survey" to verify a building and other improvements are properly located on the property, and no land title issues are found to exist.

FEMA Flood Certificates

When funding a property acquisition in a flood hazard area, most lending institutions require the purchaser to provide flood insurance for the structures located on the property. Flood insurance rates are determined in part by the use of an Elevation Certificate which is prepared by a land surveyor. In certain circumstances a Letter of Map Amendment (LOMA) can be obtained which can alter the flood zone in which a property is located. This can have a substantial effect on the flood insurance rate.